Pearland Recreation Center and Natatorium Pearland, Texas · Pearland Recreation Center and...

Pearland Recreation Center and Natatorium Pearland, Texas

Technical Report #2

Prepared By: Matt Smiddy Faculty Consultant: Dr. Magent

Submitted: October 28, 2009

Pearland Recreation Center and Natatorium – Tech Report #2

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Table of Contents: Section 1 – Executive Summary Pg. 3 Section 2 – Detailed Project Schedule Pg. 4 Section 3 – Site Layout Planning Pg. 8 Section 4 – Detailed Structural Systems Estimate Pg. 12 Section 5 – General Conditions Estimate Pg. 14 Section 6 – Critical Industry Issues Pg. 15 Appendix 1 – Detailed Project Schedule Pg. 18 Appendix 2 – Detailed Structural System Estimate Pg. 22 Appendix 3 – Detailed Structural System Cost Estimate Hand Take-Offs Pg. 24 Appendix 4 – RS Means 2009 Building Construction Cost Data Sheets Pg. 29 Appendix 5 – General Conditions Estimate Pg. 46


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Section 1: Executive Summary This technical report contains a detailed project schedule and structural system cost estimate, general conditions estimate, and site layout plans for four key phases of construction for the Pearland Recreation Center and Natatorium. The report concludes with an overview of the PACE Roundtable Conference. Pearland’s 11 month project schedule begins with the Notice to Proceed on April 20, 2009 and concludes with Substantial Completion on May 12, 2010. The schedule breaks the building into two portions; the recreation center and the natatorium. These halves of the building have significantly different designs, making it reasonable to separate the construction of the building. The natatorium has a glulam structural system and houses a swimming pool while the recreation center uses a steel structural system and features a competitive gym among other athletic courts and rooms. Structural system construction cost estimate for the building is $4,427,368.67. This cost estimate was created by taking a typical bay in the recreation center and extrapolating this cost to obtain a cost for the entire building’s structural system. Pricing for this estimate was obtained from RS Means 2009 Building Construction Cost Data and contractor quotes. A general conditions cost estimate of $560,314.50 was also calculated. Project Management expenses were the majority (>60%) of the general conditions cost. Site layout plans were created for the excavation, foundations, structural framing erection, and enclosures phases of construction. Construction generally progresses from the northwest corner to the southeast corner of the building. No critical logistical issues were apparent. The site is very open with ample space for material staging and storage. Temporary utilities are easily accessible off of Bailey Road on the south side of the site. An overview of the PACE Roundtable Conference October 14-15, 2009 and some ongoing issues in the construction industry wrap up the report. PACE Roundtable provided an excellent opportunity to interact with industry members. The conference supplied some good potential thesis research topics, such as considering why the selected project delivery method was chosen by the owner and why no sustainable design was implemented into the project.


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Section 2: Detailed Project Schedule Construction of the Pearland Recreation Center and Natatorium will begin with the Notice to Proceed on April 20, 2009 and conclude with Substantial Completion on May 12, 2010. The complete detailed schedule is available in Appendix 1. To create the construction schedule for the project the building was split into two portions: recreation center and natatorium. This was done because these two portions of the building are very different and will be constructed in a different manner due to the swimming pool and glulam structural system in the natatorium. Table 2.1 – Milestone Date Comparison compares some key construction milestone dates in the recreation center versus the natatorium. Table 2.1 – Milestone Date Comparison Milestone Recreation Center Natatorium Notice to Proceed 4/20/2009 4/20/2009 Top Out 8/7/2009 8/30/2009 Dry-In 10/23/2009 12/9/2009 Substantial Completion 5/12/2010 4/28/2010 Structure and Enclosure: Construction of the building’s structural system and enclosure is sequenced as shown in Figure 2.2 - Structural and Enclosure Trade Construction Sequence

Figure 2.2 – Structural and Enclosure Trade Construction Sequence


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Interiors: Following ‘Dry-In,’ a ‘parade of trades’ construction sequence is applied; that is only one trade works in each space at a time and each trade follows the previous. Figure 2.3 - Interior Trades Construction Sequence shows the order of the interior ‘parade of trades’.

Figure 2.3 - Interior Trades Construction Sequence Following the interior ‘parade of trades’ a number of specialty items are installed, such as casework, gym flooring, and gym equipment. See the detailed schedule in Appendix 1 for all activities. Recreation Center: Construction of the recreation center progresses counterclockwise through the building in three phases. Figure 2.4 – Recreation Center Construction Phase Locations shows the locations of these three phases.


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Figure 2.4 – Recreation Center Construction Phase Locations Second floor activities only have two phases since the gym is double height and the small portion of phase three that has a second level is combined with phase 2 for the second floor. Natatorium: There is no phasing of construction in the natatorium as there was in the recreation center. Construction sequencing in the natatorium will revolve around the swimming pool construction. See Figure 2.5 – Swimming Pool Construction Sequence for the sequence of swimming pool construction activities.

Figure 2.5 – Swimming Pool Construction Sequence


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Construction of other portions of the natatorium will be occurring throughout the pool construction; however it is critical that the finishing and tiles in the swimming pool are the last activity to occur in the swimming pool area in order to protect the work. Immediately after this is completed, the pool will be filled with water and testing and chemical balancing will begin.


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Section 3: Site Layout Planning Site layout for the Pearland Recreation Center and Natatorium is greatly simplified due to a large site. Consistent across all phases of the project are the dumpsters in the northeast corner of the site with a dedicated entrance off of Bailey road for access to empty them, porta-potties in the northeast corner of the parking lot, the construction offices on the east side of the site, the temporary transformer in the southeast corner of the building, temporary utilities running to the southeast corner of the building from Bailey Rd, contractor parking on the south side of the site, and the site entrance off of Bailey road on the south side of the site. Site layout for the excavation phase of construction is shown in Figure 3.1 – Excavation Phase Site Plan. Excavation will begin from the northwest corner of the building and proceed towards the southeast corner of the building as shown. Dump trucks will arrive and circulate through the site to remove soil as shown.

Figure 3.1 – Excavation Phase Site Plan

Porta-Potties

Dumpster Entrance

Dumpster Access


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Figure 3.2 – Foundations Phase Site Plan shows the site layout for the foundations phase of construction. Foundations work will again progress from the northwest corner to the southeast corner of the building. A rebar yard, with access provided for flatbed rebar truck deliveries, is provided in the southwest corner of the site. The pump truck and concrete trucks will circulate as shown. They will only be present on site during concrete pours. The location of the pump truck will move eastward on the site as work progresses. A contractor material storage area is also provided in the southeast corner of the site.

Figure 3.2 – Foundations Phase Site Plan

Porta-Potties

Dumpster Entrance

Dumpster Access


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The project site begins to become more congested as the structural framing erection phase of construction begins. Site layout for this phase is shown in Figure 3.3 – Structural Framing Erection Phase Site Plan. Erection of the steel and glulam will proceed from the west end of the building to the east end. Steel and glulam members will be delivered and unloaded in the shake-out area in the southwest corner of the site. Two cranes will be erecting the steel and glulam on site, one on the north side and one on the south side of the building as shown. Steel joists will be delivered to this shake-out area as well, but will then be moved to the joist shake-out area on the north side of the site to be prepared for final erection. There will be an access point for stocking material to the building located at the southwest corner of the building. This will be done using front loaders.

Figure 3.3 – Structural Framing Erection Phase Site Plan

Porta-Potties

Dumpster Entrance

Dumpster Access


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Enclosures is the final phase of construction. Work in this phase will progress in a clockwise direction, first around the recreation center than proceeding to go around the natatorium. There will be a contractor material staging area in the southwest corner of the site. This area will be used by contractors to unload materials from trucks as shown. There are also material storage areas on the north side and in the southeast corner of the site. Materials will again be stocked to the building through the access point at the southwest corner of the building using front loaders. Figure 3.4 – Enclosure Phase Site Plan shows the site layout for this phase of construction.

Figure 3.4 – Enclosure Phase Site Plan

Porta-Potties

Dumpster Entrance

Dumpster Access


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Section 4: Detailed Structural Systems Estimate A detailed structural system construction cost estimate for the Pearland Recreation Center and Natatorium project yielded just over $4,425,000, or about $42/SF. This cost includes all labor, equipment, and material required for construction of the caissons, concrete, structural steel, steel decking, joists, trusses, wood decking, and glulam structural framing. A break-down of the cost estimate is shown in Table 4.1 – Detailed Structural System Estimate Summary. The complete estimate is available in Appendix 2. Table 4.1 – Detailed Structural System Estimate Summary

Cost Breakdown Summary Dev. Item Total Cost 02465 Caissons $526,841.2503220 Rebar $60,681.5103221 WWF $18,041.1803310 3000 psi concrete $145,747.6203311 3500 psi concrete $36,687.7703312 Concrete Finishing $15,161.5803313 Concrete Forming $471,115.8403314 Vapor Barrier $123,562.5303315 5" Concrete Edge Form $2,729.1403316 3" Pour Stop $821.4203500 Roof Deck $626,272.5005100 Structural Steel $702,167.1205200 Steel Floor Joists $390,755.1605300 Metal Deck $66,784.0306100 Wood Trusses $170,000.0006110 Glulam (Decking, Purlins, and Columns) $1,070,000.00

Total Cost $4,427,368.67 Pricing for the estimate was obtained using RS Means 2009 Building Construction Cost Data and contractor information. RM Rodgers provided the glulam pricing and Tectum Inc. provided pricing for the Tectum E roof decking system over the recreation center. All other pricing information came from RS Means. The estimate was created by doing a detailed take-off of a typical bay of the building and extrapolating. Figure 4.2 – Location of Typical Bay Used for Estimate shows the 2520 SF (both levels) area, between gridlines G-J and 1-2, which was used.


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Figure 4.2 – Location of Typical Bay Used for Estimate Recreation Center: Using the total cost estimate obtained from this bay, a cost/SF value was calculated and multiplied by the square footage of the recreation center. This cost/SF did not include the Tectum ‘E’ roof decking or roof trusses. The cost of these two items were estimated for the entire recreation center then added to the extrapolated cost estimate. See Appendix 2 for the complete detailed cost estimate and Appendix 3 for the hand take-off quantities used to develop this detailed estimate. Natatorium: Modifications had to be made to the cost/SF value to estimate the natatorium’s structural system cost since the structural system is glulam instead of steel, like the recreation center. Additionally, there are no elevated slabs in the natatorium. To account for these differences the structural steel and elevated deck costs were subtracted from the recreation center’s cost/SF. This new cost/SF was then multiplied by the total square footage of the natatorium. This extrapolated value was added to the glulam columns, purlins, and decking value provided by RM Rodgers for the total natatorium structural system construction cost. See Appendix 2 for the complete detailed cost estimate and Appendix 3 for the hand take-off quantities used to develop this detailed estimate. Pricing sheets for all RS Means values are available in Appendix 4. These costs include all waste factors.


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Section 5: General Conditions Estimate A general conditions cost of just over under $2 million was estimated for the Pearland Recreation Center and Natatorium project. This estimate was obtained using pricing from RS Means and EMJ Corporation. See Appendix 5 for the complete estimate. The general conditions estimate contains 5 portions: project management, temporary facilities, temporary utilities, cleaning, and miscellaneous. Project management and insurance, bond, and O&P are the primary costs in the general conditions, totaling almost $1.9 million. Temporary facilities includes items such as job office trailers, temporary sanitary facilities, and barricades. All material hoisting (lifts, cranes etc.) and heavy equipment are to be provided by the contractors so it was not necessary to include these items. Temporary utilities consists of costs for temporary electric, water, and telephone during construction. The cleaning section will pay for weekly site clean-up and final building clean-up. A miscellaneous section with items such as hand tools, safety, and blue prints is also included. A 2% bond, 3% insurance, and 10% overhead and profit are also included in the estimate. These percentages are of the total project cost ($16,786,542 as per Tech #1 estimate). Appendix 4 contains RS Means cost data that was used for the estimate.


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Section 6: Critical Industry Issues PACE Roundtable 2010 was a great opportunity to hear what is happening in the construction industry. Some of the key topics that were discussed during the conference were energy efficiency in buildings, building information modeling (BIM), and business and networking. There were also panel discussions with industry members regarding some interesting developments in the construction market and with students about communication opportunities in emerging technology. I was unfortunately only able to attend the morning session of the conference on Thursday due to another commitment. PACE Roundtable 2010 kicked off with a networking reception and dinner on Wednesday, October 14, 2009. The reception was a great opportunity to catch up with the industry members. I was able to have a lengthy conversation with Keith Mondock from Turner Construction, who I will be having a second interview with in a few weeks. We discussed my thesis project and how it was progressing. It was a great conversation to lead into my interview. At dinner I sat beside John Bechtel, of Pennsylvania State University Office of the Physical Plant. Our dinner conversation included a discussion about the construction of the Millennium Science Complex and some upcoming projects at Penn State. Following dinner, Dr. Riley wrapped up the evening with a brief preview of Thursday’s schedule. Thursday morning began with an industry panel discussion of current construction industry issues. Some interesting topics that were discussed during this session included active market sectors, BIM developments, and strategies contractors were using to cope with the economic conditions. The entire industry is seeing far less work than a year ago and backlog is shrinking. The few projects that are being put out for bid are seeing many more bidders. This large influx of bidders on projects has driven down bid amounts. It was pointed out that these low bidders are frequently small firms getting in over their heads and there will likely be a significant increase in failure among construction companies. Some of the active industry sectors include healthcare, senior living, and energy retrofits. Residential projects were cited as being the most inactive due to the tightened credit markets. During this panel discussion there was also an interesting discussion about how companies are coping with the downturn in available work. The larger companies stated that the reduction in work has allowed them to spend more resources on research, particularly in BIM. On the contrary, the small firms said they have reduced their progressions in BIM implementation due to shrinking resources and an increased need to focus on marketing and obtaining work. Employee training has also been more active. Firms are seizing the opportunity to educate their employees during the lull. Most importantly, companies have ramped up their marketing efforts. They have not only been marketing to past


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and current clients, but also have started seeking out potential clients that they have never worked with before.

Following the industry panel there were three break-out groups with different focus topics: energy and the construction industry, business and networking, and BIM executive planning. I attended the business and networking session facilitated by Chris Magent because I have already been exposed to BIM and energy in buildings in academic classes, however business and networking is a topic I have not had much exposure to.

In the business and networking session the need for diversity in market sectors was emphasized. I found it interesting that one of the methods being used to achieve this was joint-ventures. Joint-ventures have allowed companies that haven’t worked in a certain sector to team up with a firm that is established in that sector and obtain experience in the new type of project. At the same time, these joint-ventures have been created to increase bonding capacity and other project requirements such as minority company involvement in project teams. A question was posed regarding the difficulty in obtaining cooperation from both firms in a joint-venture; however from experience it has been noted that as long as both companies have similar values there are no problems because both project teams can focus on the same goal: providing the owner with a quality project.

Another topic that was brought up in the business and networking session was trends in project delivery methods. The industry members all reported that they were seeing a rise in the number of lump sum bids coming in. It was acknowledged that this increase can be primarily attributed to repeat clients no longer having projects, resulting in a shift of the types of clients. It was also mentioned, primarily by Balfour Beatty, that there has been an increase in Design-Build projects due to the increased government work that has been created by the stimulus act. Integrated Project Delivery (IPD) was also discussed during this time. Rob Leicht from DPR Construction joined our discussion at this time to act as an ‘expert’ in this area since he has done significant research on the topic and DPR is a leader in this delivery method. There was confusion surrounding the definition of IPD. Rob defined this as an ‘integrated design-bid-build’ contract that is signed by the owner, designer, construction manager, and subcontractor and allocated risk between all parties. The best definition was from Southland Industries: ‘A Design-Build project done right.’ Attending the PACE Roundtable gave me some ideas of potential thesis topics. The first idea I may want to pursue would be regarding LEED/Sustainability. My project is completely state funded; however there are no sustainable aspects in the building. I may want to speak with the owner and first determine if there was a reason for this and if not, possibly analyze the implementation of some sustainable aspects into the design as well as the construction. I want to also try


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to apply some BIM applications, such as 3-D coordination, into my research; however this may be very difficult since I still have not been able to obtain the 2-D CAD drawings for the project. Two other issues I may want to investigate involve the project delivery method. It is currently being delivered via a Design-Bid-Build method. I may want to look at what an adjustment in the delivery method may do to the project. The project is also being funded by 3 different sources, however only one of the parties are overseeing the construction of the project. There may be some interesting issues to look at with this ‘joint-venture’ as well. The PACE Roundtable was a great opportunity for me to not only interact on an interpersonal level with key industry members, but also learn first hand about important developing issues in the construction industry. Without this conference, coming up with ideas for my thesis research would have been much more difficult. Key Contacts: Robert Leicht – DPR Construction – Integrated Project Delivery John Bechtel – Penn State OPP – Integrated Project Delivery/Owner’s Perspective of Delivery Method


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Appendix 1

Detailed Project Schedule


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Detailed Project Schedule


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Appendix 2

Detailed Structural System Estimate


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Detailed Structural System Estimate


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Appendix 3

Detailed Structural System Cost Estimate Hand Take-Offs


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Detailed Structural System Cost Estimate Hand Take-Offs


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Appendix 4

RS Means 2009 Building Construction Cost Data Sheets


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RS Means 2009 Building Construction Cost Data Sheets


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Appendix 5

General Conditions Estimate


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General Conditions Estimate

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